That is often the most difficult first step for investors, is to simply get started. 

I’ve only had one prospect attempt the ESA dogs and then found out that they are a breeding pair and just had puppies.

We thought about fencing/gating ours and making a community or just simply adding garages if it doesn't get too pricey.

There are some syndicators who simply do not know what they are doing or not that experienced.My minimum per accredited investor is 200k per deal.

If they are simply joint owners of real estate through a partnership, his w-2 hours would not help for REPS status, they would hinder as TP would need to work more hours managing their personal rental properties than working at the w-2 job and meet 750 hours managing them as well. 

I’d attempt to refinance to bring down payment. 

And insurance is still required.I’m not suggesting this as the go-to strategy, simply trying to better understand.

They really don't have the power or right to place any kind of lien on the property while they simply have it under contract and aren't doing any improvement to the property. 

Not having individual meters is simply unprofessional.

In this case, because you have a relationship with the seller, I would suggest either telling them of your plans to wholesale it OR attempting to find a buyer FIRST before you put the lot under contract.